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Stamp Duty Calculator: How Much SDLT Will I Pay?

by Brean Horne and Tim Leonard

Edited by Adam French

Updated 31 October 2024 8 minutes read

Our stamp duty calculator can calculate Stamp Duty Land Tax (SDLT) if you’re buying in England or Northern Ireland, Land and Buildings Transaction Tax (LBTT) if you’re buying in Scotland, and Land Transaction Tax (LTT) if you’re buying in Wales. It can also calculate stamp duty if you’re a first-time buyer, because different rates and thresholds may apply. 

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Lender Name	Initial Rate	Monthly Repayments	Product Fees	Annual Cost
Allied Irish Bank	4.53% initial rate Fixed to 30/11/29 then 7.35% (variable) Max LTV 90%	£1,254.00 Monthly Repayments	£200.00 Product Fees 6.5% APRC	£15,093.52 Annual Cost
Representative Example more info	6.5% APRC Max LTV 90%		CHECK IF YOU QUALIFY
Fees and Charges Booking fee £0 Arrangement fee £0 Other fees £0 Valuation fee £200 Cashback £ 0 Flexibility & Other info Overpayments allowed? Early Repayment Charge 6 months interest until 30/11/29 Exit fee £55 Basic legals Payable Fees and Charges   Flexibility & Other info Booking fee £0 Overpayments allowed? Arrangement fee £0 Early Repayment Charge 6 months interest until 30/11/29 Other fees £ 0 Exit fee £55 Valuation fee £200 Basic legals Payable Cashback £ 0 Representative example A mortgage of £225,000 payable over 25 years, initially on a fixed rate for 5 years at 4.53% and then on a variable rate of 7.35% for the remaining 20 years would require 60 payments of £1,254 and 240 payments of £1,575. The total amount payable would be £453,440 made up of the loan amount plus interest (£228,240) and fees (£200). The overall cost for comparison is 6.5% APRC representative.
Virgin Money	4.62% initial rate Fixed to 01/01/30 then 8.24% (variable) Max LTV 90%	£1,266.00 Monthly Repayments	£995.00 Product Fees 7.57% APRC	£15,391.00 Annual Cost
Representative Example more info	7.57% APRC Max LTV 90%		CHECK IF YOU QUALIFY
Fees and Charges Booking fee £0 Arrangement fee £995 Other fees £0 Valuation fee £0 Cashback £ 0 Flexibility & Other info Overpayments allowed? 10% p/a Early Repayment Charge 5% reducing to 2% until 01/01/30 Exit fee £99 Basic legals Payable Fees and Charges   Flexibility & Other info Booking fee £0 Overpayments allowed? 10% p/a Arrangement fee £995 Early Repayment Charge 5% reducing to 2% until 01/01/30 Other fees £ 0 Exit fee £99 Valuation fee £0 Basic legals Payable Cashback £ 0 Representative example A mortgage of £225,000 payable over 25 years, initially on a fixed rate for 5 years at 4.62% and then on a variable rate of 8.24% for the remaining 20 years would require 60 payments of £1,266 and 240 payments of £1,686. The total amount payable would be £481,595 made up of the loan amount plus interest (£255,600) and fees (£995). The overall cost for comparison is 7.6% APRC representative.
Nationwide	4.64% initial rate Fixed for 5 years then 7.49% (variable) Max LTV 90%	£1,269.00 Monthly Repayments	£999.00 Product Fees 6.72% APRC	£15,422.64 Annual Cost
Representative Example more info	6.72% APRC Max LTV 90%		CHECK IF YOU QUALIFY
Fees and Charges Booking fee £0 Arrangement fee £999 Other fees £0 Valuation fee £0 Cashback £ 0 Flexibility & Other info Overpayments allowed? 10% p/a Early Repayment Charge 5% reducing to 1% for 5 years Exit fee £65 Basic legals Payable Fees and Charges   Flexibility & Other info Booking fee £0 Overpayments allowed? 10% p/a Arrangement fee £999 Early Repayment Charge 5% reducing to 1% for 5 years Other fees £ 0 Exit fee £65 Valuation fee £0 Basic legals Payable Cashback £ 0 Representative example A mortgage of £225,000 payable over 25 years, initially on a fixed rate for 5 years at 4.64% and then on a variable rate of 7.49% for the remaining 20 years would require 60 payments of £1,269 and 240 payments of £1,595. The total amount payable would be £459,939 made up of the loan amount plus interest (£233,940) and fees (£999). The overall cost for comparison is 6.7% APRC representative.

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Think carefully before securing other debts against your home.  You home may be repossessed if you do not keep up repayments on a loan or any other debt secured on it.

Important Information:
This mortgage product comparison service is provided by L&C Mortgages. Information is updated up to twice daily from L&C’s whole of market mortgage database, however some products may be excluded such as those only available directly with a lender or specialist products. Products are initially shown in order of initial rate but can be reordered. By selecting to Continue Online you will introduced to L&C Mortgages and their qualified advisors a Nerdwallet brings you this mortgage rate comparison as a guide. Information does not constitute advice or recommendation. Rates should be considered with all fee’s and charges. Mortgage suitability is specific to your own personal and financial circumstances.

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What is stamp duty?

Stamp duty is a tax that you may have to pay when buying residential property or land in the UK. There are different rates and thresholds for calculating stamp duty, depending on where in the UK you are buying. 

The amount of stamp duty you have to pay varies depending on several factors, including the value of the property and whether you’re a first-time buyer.

In England and Northern Ireland stamp duty is officially called Stamp Duty Land Tax. The equivalent tax in Scotland is called Land and Buildings Transaction Tax, while in Wales it is called Land Transaction Tax.

» MORE: What is stamp duty?

How much stamp duty will I pay?

The amount of stamp duty you pay depends on several factors. The value of a property is important because there are different stamp duty thresholds and rates depending on how much it costs.

A property’s location may affect how much stamp duty you pay because Scotland and Wales have their own versions of the tax with different rates.

Whether you’re a first-time buyer or purchasing an additional home will also affect how much property stamp duty tax you pay. If you’re buying for the first time you may qualify for a discount or have nothing to pay at all, while you may pay higher stamp duty rates if you’re buying an additional property.

Stamp duty rates in England and Northern Ireland

The table below shows the current stamp duty rates for buyers in England and Northern Ireland from 23 September 2022.

Source: Gov.uk

It was announced in the Autumn Statement 2022 that the current nil-rate threshold of £250,000 will fall back to £125,000 from 1 April 2025.

How is stamp duty calculated?

Stamp duty is calculated in a similar way to income tax, using tiers.

This means you may not pay the same level of tax on the entire property price. Instead, you’ll pay tax on each portion of the property price that falls into the different stamp duty tax bands.

Stamp duty calculation example

Here’s a simple example of how to calculate stamp duty, if you’re buying a house for £350,000 in England or Northern Ireland, and you’re not a first-time buyer. The amount of stamp duty payable is calculated as:

• 0% on the first £250,000 = £0
• 5% on the next £100,000 = £5,000
• Total stamp duty = £5,000

Who pays stamp duty?

Stamp duty is paid by whoever is purchasing the property. However, your solicitor, conveyancer or agent will usually file the return to HM Revenue & Customs (HMRC) and pay the stamp duty owed on your behalf. You’ll pay them back through their fees. 

In some cases, you may need to file and post a return, and pay the tax yourself, if this isn’t arranged for you. 

When do you pay stamp duty?

Stamp duty must be paid within 14 days of the completion of the property purchase. You may face penalty and interest charges if the stamp duty you owe isn’t paid on time. 

Do first-time buyers pay stamp duty?

First-time buyers in England and Northern Ireland may be exempt from paying stamp duty.

Currently, first-time buyers don’t pay stamp duty on properties up to £425,000. A rate of 5% is payable on the portion of the property costing £425,001 to £625,000. However, there is no stamp duty relief, and normal stamp duty rates apply, for first homes priced over £625,000.

Following the Autumn Statement 2022, the threshold at which first-time buyers don’t have to pay stamp duty will reduce to £300,000 from 1 April 2025. The maximum value of a property on which first-time buyer stamp duty relief can be claimed will drop to £500,000 at the same time.

» MORE: First-time buyer stamp duty relief

Stamp duty exemptions

You may also be exempt from stamp duty if:

• The property is worth less than £40,000.
• You were left the property in a will.
• You have transferred the property in a divorce or dissolution of a civil partnership.
• You buy using certain alternative agreements, such as Sharia-compliant Islamic mortgages.

A full list of stamp duty exemptions in England and Northern Ireland is available on Gov.uk.

Do non-UK residents pay stamp duty?

Non-UK residents must pay stamp duty on properties purchased in England and Northern Ireland. Stamp duty rates for non-UK residents are two percentage points higher than standard stamp duty rates for UK residents. 

Do you pay stamp duty on shared ownership properties?

You may have to pay stamp duty on a shared ownership property. However, if you’re buying for the first time, it’s possible you’ll qualify for first-time buyer relief, and may not have anything to pay at all.

» MORE: What is a shared ownership mortgage? 

Do you pay stamp duty on a second home?

Yes, you can expect to pay stamp duty if you buy a home in addition to your main residence. Currently, second-home buyers pay 5% in addition to standard stamp duty tax rates.

If you’re simply moving home and the new property becomes your only residence, then you won’t have to pay the 5% surcharge. The additional charge is payable if you purchase a new home before selling your current property, but you can claim a refund if you sell your previous property within the next 36 months.

Can I add stamp duty to my mortgage?

You can add the cost of stamp duty to your mortgage. However, this will increase the cost of your mortgage repayments and the amount of interest you owe. It may also affect the loan-to-value (LTV) you’re borrowing at. If you’re pushed into a higher LTV, rates may be higher and it may reduce the number of mortgage deals available to you.

» MORE: See the latest mortgage rates

Stamp duty rates in Scotland

In Scotland, buyers pay Land and Buildings Transaction Tax (LBTT) instead of stamp duty when buying a home.

The table below shows LBTT rates for buyers in Scotland as of 1 April 2021.

Source: Revenue Scotland

Buyers purchasing an additional property in Scotland worth over £40,000 must pay an Additional Dwelling Supplement (ADS). Since 16 December 2022, ADS has been charged at 6% of the total purchase price of the property. 

The LBTT threshold for first-time buyers in Scotland is £175,000. In Scotland, you usually need to send a tax return if you pay more than £40,000 for a property, even if there is no LBBT to pay. More information about LBTT in Scotland is available on the Revenue Scotland website.

Stamp duty rates in Wales

Buyers in Wales pay Land Transaction Tax (LTT) rather than stamp duty.

Since 10 October 2022, LTT rates in Wales have been: 

Information from Gov.Wales

First-time buyers in Wales don’t currently get any LTT relief, but rates may be higher if you’re buying an additional home.

You may not need to file an LTT tax return for some property or land transactions in Wales in certain circumstances. More details about LTT in Wales can be found on the Welsh Government website.

Useful links

• Mortgage calculators
• How much can I borrow for a mortgage?
• Mortgage interest rate calculator
• Mortgage overpayment calculator
• Mortgage repayment calculator
• Buy to let mortgage calculator

About the Authors

Brean Horne

Brean was a writer and spokesperson for NerdWallet who covered a variety of topics including money-saving tips, credit scores and managing debt. With over five years' experience in finance, she…

Read more about Brean Horne and explore their articles

Tim Leonard

Tim is a writer and spokesperson at NerdWallet and holds the Chartered Insurance Institute (CII) Level 3 Certificate in Mortgage Advice. He has over 20 years’ experience writing about almost…

Read more about Tim Leonard and explore their articles

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